I am potentially interested and from the initial conversation looks like something I'd like to move forward with. 

I'd ask her to sign a new lease that's MTM at $3100, or another 12 month at $2900. 

With $1M today, and $2M accumulated and invested over 13 more years, I think you are looking at an end state NW of ~$5M.Personally, I’d love an end state $5M portfolio that looked something like this:$750K paid off home$250K cash$2M stock portfolio (as much as possible in tax advantaged accounts likely 401(k), HSA, and less in the Roth in this situation).

I’d be happy to help you if I can.

Try to see if you can stage all rooms. don't leave any rooms vacant especially if the rooms are small they will look even smaller without furniture. not many people can imagine a empty room but if you decorate it or show them how it can be used it will be more helpful in buyers decision process.

I'd like to start building the first house and go from there.

I'd like to remove residential tenants from the equation.

I'd like to get some input on reasonable vs unreasonable fees for property management. 

I'd be happy to connect to see how we can aid each other's efforts.

I'd like to continue self-managing and trying to run as lean as possible while trying to get the snowball growing, and am now looking at ways to eliminate as much of the week to week and annual management overhead as possible, while keeping my expenses low while my cashflow is low.